Buffalo Development

Mainly focused on my pet project, Canalside. Also has posts on other development projects throughout the city.

Infastructrue needs to be considered with any stadium project

Chris Ostrander1 Comment

The Bills are in desperate need of a new stadium. This is a truth that is evident to just about anyone who pays attention to the team. Where that new stadium should be built has been a hot topic amongst that same group who sees the writing on the aging walls of the Ralph.

The Outer Harbor – a destination many Buffalonians would love to see – is the location for an incredibly ambitious and somewhat improbable proposal pitched by a new group today. One thing that didn’t seem to be fully considered with this project is the inevitable infrastructure issues that will accompany it.

The proposal that includes a stadium, convention center, hotel, retail and 5,000 parking spots for a low, low price of $1.4 billion doesn’t really accommodate for the 72,000 fans that will be coming down ten days a year.

While the Outer Harbor has plenty of space to accommodate surface parking, the park going crowds would certainly take issue with the idea of swaths of pavement being laid down throughout the Outer Harbor. Of course, that is probably the only feasible option regardless of any solution that would be brought forward.

Parking isn’t even the most concerning portion of this, however. At the end of the day the lots will take care of themselves. There is space to provide surface parking that won’t impact current and any future development out that way. Parking ramps are always an option as well, especially those with ground-level retail to complement the proposed retail portion of this project.

Based on the renderings, the Skyway and Route 5 will be the primary arteries to funnel cars to the area with surface streets like Ohio St., Tift, and Ridge also connecting directly to Route 5 and Furhman Blvd. Yet, Furhman is a two-lane boulevard that would be more than overwhelmed with the type of traffic that accompanies a Bills game. The last thing Buffalo wants is to have a two-lane road leading to their stadium. It is exactly what people complain about in Foxboro. Traffic in Orchard Park is tough enough to handle on gamedays and Abbot, Southwestern and 20A are all four-lanes wide (20A is two lanes but the shoulders serve as lanes on gameday). If the traffic in OP is rough, multiply it by ten on the Outer Harbor. Continue reading →

Calling Cobblestone: Take some hints from the Distillery District

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One of the most under-utilized neighborhoods in the city is the Cobblestone District. Hampered by the pair of massive arena lots that occupy two of the blocks that make up the area, the District itself is little more than on square block of densely packed buildings.

Once before, I explored some ideas for the Cobblestone District and it was on a relatively big scale. Rather than recycle thoughts from that post, I want to explore how to duplicate the Distillery District in Toronto in the existing structure of the Cobblestone District.

The view of the boarded smith shop (right) and other properties in Cobblestone that are ripe for development.

For those who aren’t familiar with the Distillery District, it is basically a pedestrian-centric neighborhood that occupies a very well-preserved whiskey distillery in Toronto. It is located a short drive from the proper city center and has an interesting mix of gallery space, boutiques and restaurants. The pedestrian-first design is quite popular thanks to the size of Toronto and nearby residential space. In fact, there are a pair of modern, high-rise residential (and mixed-use hotel) developments currently being built in the area. Once those projects are complete, the District will be a historic neighborhood with an industrial feel that serves a number of large populations driven from the new builds in addition to others coming from downtown.

What is truly brilliant about the Distillery District is not only the historical integrity that has been upheld in the core portion of the neighborhood, but the willingness to allow contemporary additions to be made to the area. In fact, a number of the new builds have taken facades and other pieces from former buildings that previously occupied specific locations. To specify (see pictures), this isn’t an adaptive re-use, but a new building basically constructed with some of the bones and skin from the older buildings included. Surely ideas as progressive as this would make such preservation fore-runners like Tim Tielman soil their trousers. Continue reading →

Change to Canalside parcel strips potential development, Because it’s Buffalo

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More public green space and less room for commercial development; that’s exactly what Buffalo’s central waterfront development project needs.

Business First ran a storyabout a pair of changes that will be made to a parcel of Canalside property in the next 12 months that will significantly alter the density and urban feel to the area. The change will also make a significant alteration to something that so many preservationists fought so hard for.

The canal and parcel on the left side of this photo have been drastically altered by the ECHDC.

The portion of the Donovan Building property that fronts Scott St. between Washington and Main was originally supposed to be the home for a low-rise strip of development with a canal roped between One Canalside (Donovan Building) and the “south block” as it is called.

The ECHDC has now decided that property is better suited to serve as additional green space with shady areas to sit. What about the canal? That will now turn into a reflecting pool – which is pretty much what the re-routed canals are anyway thanks to the Hamburg Drain.

To review, the ECHDC has deemed that a parcel of potential retail and commercial development replete with a canal just outside of the building will be better off as a lawn with a pool of water that will likely be shallower than what the foot-and-a-half canals will already be.

Canalside was enjoying plenty of positive momentum thanks to a year of actual development announcements and the commencement of other projects. Between the construction on the canals, One Canalside being in full swing and the announcement of HARBORcenter, Canalside was not only becoming a central location for serious development but was gaining the critical mass that the region has been waiting for since the first master plan was unveiled for the area. Continue reading →

Sabres Harbor Center chosen for the Webster Block

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It is official. The development team led by Terry Pegula and the Buffalo Sabres has been selected to develop the Webster Block.

Work can now begin on the HARBORcenter project that won the bid process for the Sabres’ group. When finished, the building will include parking, a hotel, two ice rinks along with retail and restaurant space. Their official proposal tabbed March as the start of construction, which is the date the Sabres will stick with.

News reports indicate that the restaurant, retail, ice rinks and parking will be ready for the start of the 2014-15 season with the hotel to follow shortly after. With the ground breaking set for March, I would anticipate that significant process will be occurring late in the summer of 2013.

Coupled with the progress on One Canalside (Donovan Building), the faux canals and the rest of the Aud Block, the Canalside footprint will suddenly be awash with construction projects. For a district that stayed afloat on renderings and proposals, this is a breath of fresh air.

The choice of the HARBORcenter over and Carl Paladino’s proposal likely came down to the office component that was part of the Paladino project. With the HSBC tower set to be largely vacated, there was no need for over 100,000 square feet of new office space so close to what is soon to be a vacant tower. In addition, the year-round draw that will come from the ice rink component makes HARBORcenter an extremely viable project.

In addition, the inclusion of Tim Horton’s and New Era as retail partners in the HARBORcenter plans showed that the retail component is going to have an immediate impact. Hearing the word “destination” attached to the Tim Horton’s location is particularly intriguing. I know one source pointed to this as potentially being built as the world’s largest Tim Horton’s.

One thing that should be noted is that this project was kept out of the hands of ECHDC. Byron Brown wanted to keep this as a city parcel and fast track the development and did just thatNot to denigrate the work that has been done by ECHDC at Canalside, but that project has has run into its fair share of snags, holdups and setbacks over the past few years. So much so that all that can be shown for the development of Canalside are a few plush lawns and some colorful chairs. Even one of the lawns came courtesy of Terry Pegula.

Before Donn Esmonde takes the time to credit the slower, dumber, cheaper approach that is being taken at Canalside, realize that lawn chairs have nothing to do with this project. This was a parcel that was identified as prime for major development and the city didn’t settle for anything less. So, if you see some form of rhetoric touting the Adirondack chairs and their influence on this project, realize it is bull crap.

What should be pointed out is that the relationship that HARBORcenter and Canalside will have is definitely going to be give and take. Canalside, while devoid of permanent attractions and activities, draws massive crowds every summer. Once the compressors are active in the canals, it will be a year-round destination. The throngs of people that frequent Canalside will be happy to find accessible parking and real, sit down food options at HARBORcenter. On the other hand, those planning on heading to HARBORcenter for hockey or a meal will be lucky enough to stroll down to the waterfront and take in everything that Canalside has become.

Adding Tim Horton’s and New Era brings the first real private retailers to Canalside’s doorstep along with a full-scale sit down restaurant. Add in the restaurant space at One Canalside and there will be a trio of restaurants (Liberty Hound) just outside of FNC set to serve fans and participants of youth or adult hockey games. Then, of course, there are the hotel patrons that will be staying in either HARBORcenter or One Canalside.

These hotel rooms will serve out-of-town travelers, hockey families and a number of other directly in the heart of downtown near what is now becoming one of the more exciting areas of the city.

There is a ton of positive momentum building at Canalside. Some of it has come from the ancillary installations that have been put in in lieu of any concrete development over the past five years. However, today’s announcement welcomes a second full-scale piece of development that will serve as a true cornerstone for the district.

Choosing HARBORcenter may have been a difficult decision to come to, but it most certainly was the right conclusion to reach.

The Instigator Podcast 1.17 – Waiting on Webster

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Eric and I are back with another episode of The Instigator Podcast. We chat a little bit about the Webster Block, what could be next for the arena district and play plus/minus.

Helium adds a new wrinkle to Cobblestone

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What was supposed to be a post about the arrival of a new comedy club down in the Cobblestone District morphed into something totally different. Instead of talking about Helium Comedy Club taking over in the space that formerly housed Morrisey’s and Benchwarmers became thoughts on the need for more people in the area around First Niagara Center.

However, I still wanted to explore what could come of Cobblestone’s newest tenant.

The fact that there is going to be a full-fledged comedy club down in the heart of the arena district is huge. The only drawback is the lack of your traditional bar/restaurant with the departure of Morriseys and Benchwarmers. However, this has the potential to be self-sustaining to a degree.

While Morrisey’s and Benchwarmers likely ebbed and flowed with hockey season, Helium has the ability to become a destination all by itself. The key will be booking solid acts on a regular occasion while also providing a solid regular lineup.

I’m no expert on the comedy scene, so I’m not sure how big of a room Helium will have as compared to the type of club which land relatively solid acts. Regardless, I think it will be key to ensure the long-term success of the club. It will be particularly important in the early going as the casino, Webster Block and Donovan Buildings are built out. Continue reading →

Changes in Cobblestone indicate need for progress

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No matter how many pretty drawings have been rolled out, nothing can duplicate the real action taking place around First Niagara Center.

There is actual construction taking place at Canalside, as the faux replica canals are being built on the Aud site. The Donovan Building has been stripped and is well on the way towards completion in 2013 and, across the street, there are a pair of bids on the Webster Block that are set to be decided upon.

The Cobblestone District also made some news today as it was announced that a brand new comedy club will be opening on Mississippi. Helium Comedy will be opening in the space that was formerly occupied by Benchwarmers and Morrissey’s.

Getting a new, unique spot down in that area is a great addition to that entire area. However, the loss of Benchwarmers and Morrisey’s will not be conducive to the overall district, particularly when hockey season begins.

This is something that was pointed out by Eric at 3rd Man In earlier when I was still soaking in the news of a new comedy club getting plopped down in a neighborhood desperate for additional attractions.

Eric’s tweets indicate the need for construction in Canalside to ramp up to ensure that there are still locations for Sabres fans to patronize both prior to and after games. The Donovan and Webster block projects will each have a restaurant on the ground floor, but the soonest a restaurant will be in either of those buildings is late 2013. Continue reading →

Peace Bridge remains in neutral

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I am by no means an old person, and that isn’t meant as a slight to people who are older than me. However, I was in seventh grade when serious talks about the Peace Bridge caught fire. Fifteen years later, I have graduated from college, have a job and still trek across the three lane bridge opened in 1927.

Well, probably not.

Fifteen years of some form of conversation on the Peace Bridge dominating most conversation throughout Buffalo. There have been talks of a signature span, a twin span, the common tern, LED lights and even a bit of obstruction. After all, what would any failed project in Buffalo be without some form of obstruction masquerading as preservation?

Perhaps the most realistic plan for the Peace Bridge expansion was scuttled after it was determined that birds would not be capable of flying around an object. Any dreams of a signature span were a little too big for a city like Buffalo that is built on simplicity and little forward thinking. Now, as a city and region, we have devolved to simply expanding the American plaza while keeping the three lane bridge.

Aside from the obvious failure that was letting birds derail an entire bridge, it is sad to think that what once could have been a signature bridge welcoming all to the region has become plans for a re-configured inspection plaza. Things like this perpetuate Buffalo’s defeatist attitude. What is more pathetic is that the agenda of a select few will impact the entire region.

As of right now, the plaza expansion is being held up by a handful of obstructionists who are attempting to save a handful of old houses along Busti Avenue. Note, I did not use preservationist or historic in that last sentence. These people aren’t preserving shit, they’re obstructing progress. In addition, old doesn’t necessarily mean historic. Just cuz Jedadiah sneezed on the corner of the house in 1893 doesn’t make it historic. At some point Buffalo needs to get past saving every brick laid before the Great Depression.

By providing the American plaza additional space for car and truck inspections, traffic on the bridge will flow much better, as will the traffic heading to the I-190. Providing a Duty Free Store is just part of the program. You have a major border crossing and you capitalize on those looking for last minute items. Capitalism works. Continue reading →

Room for links along Route 5

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Back when Joel Giambra was in office, he mentioned that the former Bethlehem Steel site and the Outer Harbor could serve as a grand links-style golf course. If only that could be the case.

Clearly there is enough space for a golf course, but plenty of work needed on the former Bethlehem Steel site.

The Bethlehem Steel property sits along a massive stretch of waterfront land along Route 5 and has been sitting fallow for a number of years. A bit of green development has recently dotted the property, as the Steel Winds wind farm has sprouted 13 wind turbines along the property. Its not exactly brownfield remediation, but it is better than the few pieces of the blast furnaces and coke ovens that still stand.

Just like almost everything else in Buffalo and Western New York, the golf community is in somewhat of a vacuum. There are few premier courses in the area, with the handful that do exist charging a truly premium rate in greens fees. The rest of the courses in Western New York range anywhere from average to terrible with greens fees typically heading in the opposite direction.

Buffalo, by no means, is a haven that golfers from across the nation flock to. There are some gems to play, however. Glen Oak is probably the most impressive course of the bunch as a Robert Trent Jones design. In a few more years, Seneca Hickory Stick (Robert Trent Jones Jr. design) will be equal to the task. Ivy Ridge is a phenomenal track and even Diamond Hawk and Harvest Hill fall into the premium category for courses in the area.

All of the best courses, however, are located in outer suburbs. In fact, some of the best golf within 30 minutes of Buffalo is played in Canada (Thundering Waters, Legends on the Niagara). Diamond Hawk is the closest premium course to the city of Buffalo and that is located across the street from the airport.

Not only does the Bethlehem Steel site provide the necessary land for a golf course, it has a great location. The course is minutes from downtown and would provide vistas that would rival another links course that resides along the shores of a Great Lake, Whistling Straits. Maybe the opposite side of Route 5 isn’t exactly picturesque, but the drive leading up to where the old Bethlehem Steel administration building sits is rather scenic. Continue reading →

Webster Block proposals on the table

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Both Carl Paladino and the Buffalo Sabres bid for the Webster Block are now open to the public. Both on the City of Buffalo website and The Buffalo News.

Courtesy: The Buffalo News

Paladino released renderings of his plans early in the process in what was likely a play for some positive PR from anyone keeping track of the project. The Sabres proposal, called the Harbor Center, was expected to be impressive and upon a cursory reading of their proposal, it is.

According to documents attached to the news story, Harbor Center will combine a pair of ice rinks on the lower roof of the building and a 200 room hotel facing the lake which looks to take up somewhere north of seven or eight floors.

The rink layout is staggered along the length of the building, as is the hotel. Other details that stood out is the apparent layout of where the restaurant and retail locations would be located. The Harbor Center has a very Torontonian feel to it for some reason. When everything is finished between the Donovan Building and Webster Block, the density and design concepts in that neighborhood will be very impressive. Continue reading →